Temporary emergency accommodation at 1 Wellesley Road, Clacton-on-Sea

The site and surroundings

The building stands at the corner of Wellesley Road and Pier Avenue within the town centre, settlement boundary and priority regeneration area.

“The application site comprises a three-storey building located on the corner of Wellesley Road and Pier Avenue in Clacton-on-Sea. To the north of the site lies an NHS GP Surgery, the East Lynne Medical Centre. Wellesley Road, in the main to the north of the GP Surgery and on the eastern side is occupied by residential properties. To the south of the site and on the opposite side of Pier Avenue lies the Trinity Methodist Church and hall.”

“The three storey building at 1 Wellesley Road is unique and holds a prominent position in the street scene. The substantial three-storey red brick building of late Victorian appearance, features pitched slate roofs, gabled projections, bay windows, and decorative dormer windows.”

Officer report

Why officers supported it

Officers considered the proposal would reuse a vacant building, meet pressing accommodation needs and avoid unacceptable harm, subject to conditions.

“The site is located within a highly sustainable town centre location and has been vacant since 2020, with no reasonable prospect of being brought back into community use. The proposal would bring the building back into beneficial use and make a meaningful contribution towards addressing a clearly identified need for emergency accommodation within the district.”

“The Council cannot currently demonstrate a five-year housing land supply and, as such, the tilted balance is engaged. Whilst it is acknowledged that the proposal for temporary emergency accommodation does not constitute conventional housing in the strictest sense, it nonetheless results in an overall increase in residential accommodation. On this basis, it is considered appropriate that the tilted balance applies in this instance.”

Officer report

Consultation responses

Highways found the impact acceptable, Environmental Protection suggested conditions, and Housing Services supported the accommodation need and on-site management.

“The Environmental Protection team recommend conditions relating to construction working hours and that no materials produced as a result of site development/clearance are burned on site in order to protect the amenity of nearby residential dwellings…”

“From a general perspective the application proposes to bring a currently empty / redundant building back into use and the Sui Generis use class will provide accommodation for either one or two person households which is much needed in the district. This can be either via longer term assured tenancies or via shorter term temporary accommodation arrangements as suggested by the applicant.”

Officer report

Information concerns

The call-in raised concerns about insufficient information, but officers considered the submitted material sufficient for a full planning assessment.

“The information that was submitted in association with the application has been fully considered by the Highway Authority. The information submitted with the application has been thoroughly assessed and conclusions have been drawn from a desktop study with the observations below based on submitted material and google earth image.”

“One of the issues raised as part of the member call in was that insufficient information had been provided with the submission. However, it is considered that sufficient information has been submitted to enable a full and proper planning assessment to be undertaken.”

Officer report

Who spoke

A council planning officer gave an oral presentation, and there was no public speaking at this meeting.

The committee’s decision

The committee authorised approval subject to the officer conditions and an additional condition limiting stays to 14 months with a three-month gap.

“(a) the Head of Planning and Building Control be authorised to grant planning permission subject to the conditions as stated at paragraph 10.2 of the Officer report (A.1), or varied as is necessary to ensure the wording is enforceable, precise, and reasonable in all other respects, including appropriate updates, so long as the principle of the conditions as referenced is retained and including the following additional condition (and reason):-”

“CONDITION: The accommodation hereby permitted shall be used solely as temporary emergency accommodation. No individual occupant shall reside within any unit for a continuous period exceeding 14 months nor return within a period of 3 months from there last occupation.”

Minutes